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City · 10,785 residents · Eagle County, Colorado

Edwards , Colorado

In Edwards, a typical home is worth $937,300 and typical rent is $1,845 a month. Compared with all of Eagle County, typical household income is 21% lower and the typical home value is 12% higher.

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  • Typical home value

    $937,300

    12% above the county

    74% above Colorado

    • Edwards
    • Eagle
    • Colorado

  • Typical rent

    $1,845a month

    9% below the county

    5% above Colorado

    • Edwards
    • Eagle
    • Colorado

  • Typical household income

    $81,909a year

    21% below the county

    14% below Colorado

    • Edwards
    • Eagle
    • Colorado

  • Households that own their home

    63%

    3 points below the county

    3 points below Colorado

    • Edwards
    • Eagle
    • Colorado

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$1,707,491
3.8% more than 12 months ago
Typical rent
$3,750 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Edwards is in Eagle County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Eagle County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Edwards apart

What this place has that others do not, from public data, most unusual first.

  1. Edwards has the 2nd largest share of rent-burdened renters of the 94 cities in Colorado with more than 5,000 people (76%).

  2. Nearby, in Avon, the typical home value is $548,900: 41% less than in Edwards ($937,300).

  3. Edwards has the 5th highest typical home value of the 110 cities in Colorado with more than 5,000 people ($937,300).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Edwards rose 3.8%; in Colorado, it fell 1.3%.

  5. The typical household income in Edwards is $81,909, 21% less than in Eagle County as a whole ($104,096).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Edwards

What homes there are in Edwards, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Homes in Edwards are varied: detached houses are the largest group, at 32%, against 36% in Eagle County.

Year built

By age, homes in Edwards look like those in Eagle County: the typical year built is 1996.

In Edwards, 64% of homes have 3 bedrooms or more, more than in Eagle County (60%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,351 a month

Eagle County: $2,618 a month

Without a mortgage

$1,374 a month

Eagle County: $859 a month

Owners with a mortgage

74%

Eagle County: 67%

In Edwards, 74% of owners have a mortgage, and their typical cost is $2,351 a month, against $2,618 in Eagle County. Without one it drops to $1,374.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Edwards rose 37%; in Eagle County, it rose 49%.

Since 2015–2019, the typical rent in Edwards rose 20%, less than in Eagle County (27%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureEdwardsEagle CountyColoradoUnited States
Rental vacancy Unreliable estimate16.1%5.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate3.9%2.4%3.4%
People per household 2.582.502.422.53
Drive alone 55%64%65%69%
Carpool Unreliable estimate13%8%9%
Public transit Unreliable estimate6%2%3%
Walk or bike Unreliable estimate4%3%3%
Work from home 24%13%21%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

By size, households in Edwards look like those in Eagle County: 2.58 people on average.

Working from home is more common in Edwards: 24%, against 13% in Eagle County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Edwards?

A typical home costs more than the typical income allows

We start with a typical home in Edwards, worth $937,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 109% of the typical household income in Edwards, which is $81,909 a year. For that payment to be 28% of income, a household would need to earn about $320,213 a year.

The calculator's FHA and conventional loan limits are those of all of Eagle County.

Your numbers

Local data
$

Starts at the typical home value in Edwards. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $32,806 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$7,472

at 7.18% · 30 years

Loan amount
$920,323
Total interest
$1,324,128
Paid off in
November 2056

Includes $15,829 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,911 a month

  • Tight

    $1,911 to $2,457 a month

  • Hard

    more than $2,457 a month

    Your payment · 109%

Compared with the typical household income in Edwards ($81,909 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$7,472
Principal & interest$6,235
Property tax$281
Home insurance$391
FHA mortgage insurance (MIP)$565

You need at least $32,806 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Edwards and Eagle County

Edwards is in Eagle County, Colorado. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Edwards's own numbers

Typical home value
$937,300
Typical monthly rent
$1,845
Typical yearly household income
$81,909
Households that own their home
63%
Effective property tax rate
0.36%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Eagle County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$2,607
Price change over 5 years (FHFA)
+65%
Homes in a high flood-risk zone
1.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Eagle County.

Everything about Eagle County

Buying

Buying a home in Edwards

A typical home in Edwards is worth $937,300: 12% above the county and 74% above Colorado. With the typical household income in Edwards ($81,909 a year), a typical home costs 11.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Edwards 11.4 years
  • Eagle 8.1 years
  • Colorado 5.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Eagle County

According to FHFA’s house price index, home prices in Eagle County rose 121% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Eagle County.

Period County Colorado U.S.
Last year (2025) −1.3% +0.1% +2.9%
5 years (2020–2025) +65% +38% +47%
10 years (2015–2025) +121% +93% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Edwards next to Eagle County, Colorado and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Edwards $937,300
  • Eagle $839,500
  • Colorado $539,400
  • United States $332,700
Typical monthly rent
  • Edwards $1,845
  • Eagle $2,019
  • Colorado $1,761
  • United States $1,413
Typical yearly household income
  • Edwards $81,909
  • Eagle $104,096
  • Colorado $95,470
  • United States $80,734
See the full table
Edwards next to Eagle County and Colorado
Measure Edwards Eagle County Colorado U.S.
Typical home value $937,300 $839,500 $539,400 $332,700
Typical monthly rent $1,845 $2,019 $1,761 $1,413
Typical yearly household income $81,909 $104,096 $95,470 $80,734
Households that own their home 63% 66% 66% 65%
Typical yearly property tax $3,347 $3,510 $2,602 $3,119
Effective property tax rate 0.36% 0.42% 0.48% 0.94%
Renters with high rent for their income 76% 65% 53% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Eagle County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Edwards

For a typical $937,300 home in Edwards, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Edwards's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $7,472a month

    Least cash to close
    Down payment
    $32,806
    Cash to close
    $60,925
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $565

  • Conventional, 5% down $7,149a month

    Down payment
    $46,865
    Cash to close
    $74,984
    Rate
    7.18%
    Mortgage insurance
    PMI · $445

  • Conventional, 20% down, no PMI $5,751a month

    Down payment
    $187,460
    Cash to close
    $215,579
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,618a month

    Down payment
    $140,595
    Cash to close
    $168,714
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Edwards and for Eagle County.

Property tax

Effective rate in Edwards

0.36%of the home’s value each year

$3,347 a year for the typical owner in Edwards.

  • Edwards 0.36%
  • Eagle 0.42%
  • Colorado 0.48%

What Colorado publishes Senior homestead exemption (owners 65 and older) (Colorado General Assembly (Colorado Revised Statutes 2024, Title 39))

Exemptions and deadlines in Colorado

Flood risk in Eagle County

FEMA does not publish these numbers by city: they are for all of Eagle County.

Homes in the high-risk zone
1.6%
309
Of those, with NFIP insurance
29%
County Colorado U.S.
Homes in the high-risk zone 1.6% 1.1% 3.5%
Of those, with NFIP insurance 29% 24% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Edwards

Typical rent in Edwards is $1,845 a month: 9% below the county. In Edwards, 76% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Eagle County, by unit size. To pay the 2-bedroom one ($2,607 a month) without spending more than 30% of your income, you would need to earn $50.13 an hour working full time.

HUD fair market rent for all of Eagle County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,815 $34.90 $72,600
1 bedroom $1,993 $38.33 $79,720
2 bedrooms $2,607 $50.13 $104,280
3 bedrooms $3,106 $59.73 $124,240
4 bedrooms $4,357 $83.79 $174,280

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Edwards

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Edwards is in ZIP code 81632.

For 2 bedrooms it is $2,440: $167 less than the fair market rent for Eagle County ($2,607).

  • 81632 $2,440$2,910

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Edwards when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Edwards

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Eagle County. The nearest ones are below; many serve by phone or online.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Edwards

No down payment, repair or rent-help program on our list is for Edwards or Eagle County. The ones below are statewide in Colorado: they work in Edwards the same as in the rest of the state.

Which programs do I qualify for? All programs in Colorado

  • CHFA Down Payment Assistance

    Statewide in Colorado

    Colorado state agency help with the down payment or closing costs: a grant of up to 3% of the mortgage or a deferred second mortgage of up to 4%, both capped at $25,000. Offered by Colorado Housing and Finance Authority (CHFA).

    GrantDeferred

    See the program Official page

  • CHFA FirstGeneration

    Statewide in Colorado

    Open, per the source

    $25,000 from the Colorado state agency for the down payment of first-generation buyers (neither you nor your parents have owned a home); repaid when you sell, refinance or pay off the mortgage. Offered by Colorado Housing and Finance Authority (CHFA).

    Deferred

    See the program Official page

Housing counselors near Edwards

The HUD-approved agencies closest to the center of Edwards, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Brothers Redevelopment, Inc.

    2250 Eaton St Ste B, Edgewater · 84 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (303) 202-6340

  • Southwest Improvement Council

    5045 W 1st Ave, Denver · 84 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (303) 934-0923

  • Denver Housing Authority

    3550 W 13th Ave, Denver · 85 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (720) 956-3806

All counseling agencies in Colorado

Help in Spanish near Edwards

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Edwards

HUD lists no housing authority with an office in Eagle County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Colorado Source: HUD

Cities

Other cities in Eagle County

These cities are also in Eagle County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Eagle County Housing in Colorado

Nearby cities

The cities closest to Edwards, with the typical home value.

Neighboring counties

If Eagle County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Edwards.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Edwards

Short answers with the numbers for Edwards and all of Eagle County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Edwards?

The typical home value in Edwards is $937,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Eagle County it is $839,500.

How much does it cost to rent in Edwards?

Typical rent in Edwards is $1,845 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Eagle County is $2,607.

What is the FHA loan limit in Edwards?

Edwards uses the FHA limit for all of Eagle County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Edwards?

The typical homeowner in Edwards pays $3,347 a year, according to the U.S. Census Bureau. That is 0.36% of the home’s value; in Eagle County, the rate is 0.42%.

Where can I find free help to buy or rent in Edwards?

We found no HUD-approved counseling agencies with an office in Eagle County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).